325 Mount Pleasant Ave ZB 24 06 Planning Review August 12 2024

1 | Page 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 August 12, 2024 Ms. Diana Chandler-Zimmerman Board Secretary Township of West Orange Zoning Board of Adjustment 66 Main Street West Orange, NJ 07052 Re: Planning Review Letter 325 Mount Pleasant Ave Block #155, Lot 26.01 Application for C and D Variances, Preliminary and Final Major Site Plan Approvals ZB-24-06 Dear Ms. Chandler-Zimmerman, This office has reviewed the application submitted by the Public Service Electric and Gas Company (PSE&G). (“Applicant”). The Applicant filed an application with the West Orange Board of Adjustment for a preliminary and final site plan approvals with C and D variances in connection with upgrades at their facilities at 325 Mount Pleasant Avenue within the Township’s O-R, PURD, and R-5 zones. Specifically, the Applicant proposes a two-story 26kV switchgear with additional pieces of equipment, to include six 70-foot-tall lightning masts. As noted in the applicant, the current use is not permitted within the O-R zone, so the proposed improvements require a “D2” variance for expansion of a non-permitted use. As some of the proposed equipment exceeds the permitted height of 35 feet by greater than 10%, a “D6” height variance is also required. “C” Variances are also requested for minimum side front yard setbacks for corner lots to Mount Pleasant Avenue, maximum lot coverage, and fence height. In preparation of this memorandum, the following documents were reviewed: 1. Cover letter from Noreen Meraine, AICP, PP, PMP, dated May 15, 2024. 2. Township of West Orange Application Form for the Planning Board or Board of Adjustment, dated May 6, 2024.

2 | Page 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 3. Checklist of Required Items “C” and “D” Applications and Sustainability Checklist Form. 4. List of Requested Submissions and Design Waivers. 5. List and Buffer Report Map of Property Owners to be Served Notice, dated March 6, 2024. 6. Property Documents. 7. Affidavit of Ownership, dated May 10, 2024. 8. Corporate Ownership Disclosure for Public Service Electric and Gas Company, dated May 10, 2024. 9. Prior Resolutions of Approval, Zoning Board of Adjustment for of West Orange. 10. COAH Documentation. 11. Tree Removal and Replacement Application, dated May 6, 2024. 12. Requirements for Variances and Reasons for Relief, dated May 10, 2024. 13. Stormwater Management Plan, prepared by Burns & McDonnell, dated May 9, 2024. 14. PSE&G West Orange Photosimulations. 15. Landscape Plans, prepared by PS&S, dated December 12, 2022. 16. Site Plan, prepared by PSE&G, dated October 4, 2024. 17. Property Survey, prepared by PSE&G, dated May 6, 2024. Property Information The property that is the subject of this Application is commonly known as 325 Mount Pleasant Ave and identified as Block #155, Lot #26.01 in the municipal tax records for the Township of West Orange. The site presently serves as an electrical switching station for Public Services Electric and Gas Company. It is located generally at the intersection of Mount Pleasant Avenue (NJ 10) and Prospect Avenue (CR-577). Generally the surrounding land uses are non-residential in nature. There are medical offices to the west of the site, and LA Fitness and an office building immediately to the north. Further north is Essex Green. To the east, along Prospect Ave, there are a number of commercial buildings including a gas station, Verizon Building, Chiropractor, Insurance Office, Daycare, and what does appear to be two residential homes. To the south is the Essex County Country Club. Site photos were take on Monday, June 24th.

3 | Page 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 Figure 1: Aerial Image of the site at 325 Mount Pleasant Avenue is outlined in yellow. Source: NJ-GeoWeb I-1(W)

4 | Page 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 Figure 2: Zoning Map section depicting the subject property in the R-5, PURD, and O-R zones shown in yellow. The proposed improvements take place in the O-R Zone. Source: NJ-GeoWeb/Township of West Orange

5 | Page 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 Figure 3: View of switching equipment from the north of the site Figure 4: Medical Office Building of the east of the site

6 | Page 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 Figure 5: View of site from the east Figure 6: La Fitness to the north of the site. PSEG equipment is in the background.

7 | Page 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 Figure 7: Facility entrance from Mount Pleasant Ave Figure 8: Access gate from Prospect Ave

8 | Page 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 Project Overview The Applicant, Public Service Electric and Gas, proposes to upgrade their existing facilities by constructing a two-story 26kV switchgear and feeder reactors of 28 feet and 45 feet. Additionally, six 70-foot-tall lightning masts are proposed. The siting of the equipment includes slab and foundations, increasing the overall impervious coverage. To compensate for the increase, the Applicant proposes to install bioretention basins with underdrains to capture any additional runoff. The applicant also proposes to replace the current 6-foot perimeter fence with a new fence, 8-foot in height. The applicant also proposes to remove 167 trees on the site, and replace with the same number of trees. Completeness Our office has reviewed the checklist of required items for C and D Variance Applications. The Applicant requests waivers for the following items: #12. One (1) of four (4) standardized sheets. Justification: A waiver is requested from Site Plan Checklist Item No. 12 as the West Orange Site Plan drawing package prepared by PSE&G’s consultant, Burns & McDonnell, consists of 36”x48” sheets. The larger drawing size allows for the proposed project to be depicted at a scale that provides increased legibility. We have no objection to this waiver request. #31. Existing and Proposed Contour intervals. Waiver requested for continues at least 200’ beyond subject property. Justification: A waiver is requested from Site Plan Checklist Item No. 31. The project proposes the installation of spread foundations, structural steel, and stormwater basin systems within the existing station yard footprint, which is relatively flat and requires minimal grading. Properties on the opposite side of the Station on Mount Pleasant and Prospect Avenues are not included. We defer to the engineer on this waiver request. #46. Solid waste Management Plan. Justification: A waiver is requested from Site Plan Checklist Item No. 46 as the existing station will continue to be unmanned, with visits by approximately one (1) to two (2)

9 | Page 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 maintenance vehicles biweekly. The proposed expansion will not generate solid waste. We have no objection to this waiver request. #49. Vehicle and pedestrian circulation patterns. Justification: A waiver is requested from Site Plan Checklist Item No. 49 as the proposed expansion is not anticipated to cause changes to existing vehicular and pedestrian circulation patterns. We have no objection to this waiver request. #50. Parking plan. Justification: A waiver is requested from Site Plan Checklist Item No. 50 as the existing station will continue to be unmanned, with visits by approximately one (1) to two (2) maintenance vehicles biweekly, is not publicly accessible, and does not require designated parking. We have no objection to this waiver request. In addition, the following items were marked as N/A “Not Applicable” but should be provided or a waiver requested. #41. Road and paving cross-sections and profiles. Reasoning: Required for major site plan applications, and the site plan shows “drive path” improvements, which requires paving. In a call with the Applicant’s planner following the SPRAB meeting, the planner agreed to provide this information to the Board. #47. Site identification signs, traffic control signs, and directional signs. Reasoning: Application should provide traffic control in conjunction with site circulation improvements or request a waiver. In a call with the Applicant’s planner following the SPRAB meeting, the planner agreed to have plans revised to include a Stop Sign at the end of the driveway onto Mount Pleasant Avenue. Zoning (§25-7.1) The site sites within three zoning districts, the R-5, PURD, and O-R. As the proposed improvements are physically located within the O-B zone and public utility buildings or structures are conditionally permitted within the R-5 and PURD zones, this section focuses on the requirements of the O-R zone. • Permitted uses within the O-R zone are as follows: • Office Building

10 | Page 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 • Post Office • Civic Center, limited to assembly and noncommercial indoor recreation facilities • Research Laboratory Permitted Accessory Uses include: • Required accessory parking • Required accessory trucking loading spaces • Private garage • Signs • Restaurant • Bar Permitted Conditional Uses include: • Commercial antenna The following are the bulk standards for the O-R zone: • Maximum Height: 2.5 stories and not to exceed 35 feet • Minimum Lot Area: 5 acres • Minimum Front Yard: 100 feet • Minimum Side Front Yard - Corner Lot: 100 feet • Minimum Side Yards: 75/75 feet, and 100 feet to the nearest residence • Minimum Rear Yard: 75 feet, and 100 feet to the nearest residence • Maximum Building Coverage: 20% • Maximum Lot Coverage: 30% • Minimum Spacing between Buildings: 150 feet Definitions (§25-4) LOT COVERAGE - Shall mean that portion of a lot which is covered by parking areas and any impervious surface including but not limited to principal and accessory, structures, driveways, patios, sidewalks, etc. PUBLIC UTILITY BUILDING OR STRUCTURE - Shall mean a building or structure necessary for the furnishing of utility services, such as electric, gas, telephone, water and sewer, to the public.